By Admin 
Are you an Airbnb host in Australia? Or thinking about turning your rental property into a short-term earner?
Stop right there.
Before you list your property, you must know the rules. Australia’s short-term rental regulations have changed big time. And in 2026, the rules are stricter than ever.
Miss a step, and you could face heavy fines. You could even lose your right to host.
But don’t panic. This guide breaks down every state — in plain English — so you can stay compliant and keep earning.
Let’s dive in.
Why Airbnb Regulations in Australia Matter More Than Ever
Australia’s Airbnb rules operate through a complex three-tier system. Federal tax laws, state frameworks, and local council regulations all apply to your rental property at the same time.
That means you can’t just follow one set of rules. You need to follow three.
The good news? Once you understand the system, compliance becomes easy. And the rewards, a profitable short-term rental property, are absolutely worth it.
Here is your state-by-state breakdown for 2026.
New South Wales (NSW) — The Strictest State
If your rental property is in NSW, you are operating under Australia’s toughest short-term rental rules.
Registration
You must register your property on the NSW Government’s Short-Term Rental Accommodation (STRA) Register. Register an account using your Service NSW login, complete the online registration form, and add your registration number to your Airbnb listing under the Regulations section. No registration number? You cannot legally advertise your property.
Night Caps
The 180-day annual cap applies to properties in Greater Sydney and nominated local government areas where hosts don’t reside during guest stays. Consecutive stays of 21 days or more don’t count toward this limit, creating a smart opportunity for hosts who want to exceed the cap through longer bookings.
But here’s an important local update: from 23 September 2024, a limit of 60 days applies to non-hosted short-term rental accommodation in Byron Shire LGA, except for two 365-day mapped precincts around Byron Bay Town Centre and Brunswick Heads.
Always check your specific council area. The cap can vary.
Strata Rules
Live in an apartment? Pay close attention. NSW strata owners can now prevent short-term rentals if they don’t reside in the unit. All owners and tenants must follow these by-laws.
This is a game-changer for apartment investors. Before you list, check your building’s strata by-laws. Seriously.
Code of Conduct & Exclusion Register
NSW has a mandatory Code of Conduct. Break it twice within two years, and you get placed on the Exclusion Register. If a guest, a Host, or a Host in relation to a listing is placed on the Exclusion Register, booking platforms, including Airbnb, will be obligated to prevent any bookings being made by that person or for that listing to be advertised.
That means your rental property income goes to zero. Permanently. Don’t risk it.
Victoria (VIC) — The New Levy State
Victoria has introduced a powerful new financial rule that every host must know.
The 7.5% Short-Stay Levy
Victoria has introduced a 7.5% Short-Stay Levy and new powers for owners’ corporations to restrict short-stay activity in apartment buildings.
This levy applies to all short-term bookings under 28 consecutive nights. The levy does not apply to properties that are the owner’s principal place of residence (PPR).
So if you rent out your own home occasionally, you may be exempt. But if your rental property is an investment, budget for this levy upfront.
Strata and Owners Corporations
Like NSW, Victoria has given owners corporations new powers. They can now restrict or even ban short-stay activity in their buildings. Before you invest in a Victorian apartment for Airbnb purposes, get the building rules in writing. Always.
Night Caps
Victoria currently has no statewide nightcap. But council-level rules are growing. Watch this space closely throughout 2026.
Queensland (QLD) — Council-by-Council Rules
Queensland takes a very different approach. There is no blanket state-wide cap. But that doesn’t mean you are free to do whatever you want.
Registration
Short-term lets are legal across Queensland. Whether you need a development approval depends on your council and zoning. Several councils run local schemes. Noosa requires approval and renewal; Brisbane has announced a permit regime.
If your rental property is in Brisbane or Noosa, you need a permit. Full stop.
Council Hotspots to Watch
The Gold Coast City Council monitors short-term rental properties closely. While no specific permit system is currently in place, property owners are expected to comply with zoning and residential use restrictions. The Sunshine Coast has stricter zoning laws, often requiring development approvals for short-term rental properties in low-density residential zones.
Don’t assume because there’s no state register, you’re in the clear. Your council may have its own rules.
Fire Safety
Queensland requires interconnected photoelectric smoke alarms in every bedroom, connecting hallways, and on each storey. All dwellings must comply by 1 January 2027.
Get those smoke alarms installed now. Don’t wait.
Tax in QLD
There is no state tourist levy in Queensland. You must declare income to the ATO. Most residential short-stays are input-taxed for GST unless you operate a commercial-residential property.
Western Australia (WA) — New Registration Required
Western Australia made the biggest regulatory leap of all Australian states.
Mandatory STRA Register
As of January 1, 2025, Western Australia now requires all short-term rental properties to be registered under the new STRA Register.
This is not optional. You must register before you advertise your property anywhere — including Airbnb, Stayz, or any other platform.
Hosted vs. Unhosted Properties
WA draws a clear line between hosted and unhosted stays. WA distinguishes between hosted and unhosted STRA. In Perth Metro, unhosted stays exceeding 90 nights need a Development Approval (DA).
If you plan to rent out your whole home while you’re away, that 90-night threshold matters enormously. Exceed it without a DA, and you’re breaking the law.
South Australia (SA) — Watch Your Council
South Australia does not have a statewide STRA register or night cap as of 2026. But that doesn’t mean anything goes.
Local councils have the power to restrict short-term accommodation in their areas. Some require permits. Others have noise, parking, and occupancy rules that apply directly to your rental property.
The key rule in SA: check with your local council before you list. Visit the council’s website or call them directly. A 30-minute phone call could save you thousands in fines.
SA also has general fire safety standards that must be met. Smoke alarms, emergency exits, and property safety checks are non-negotiable Australia-wide.
The Three Things Every Australian Airbnb Host Must Do
No matter which state your rental property is in, three rules apply universally across Australia.
1. Declare Your Income
Income from your Airbnb rental is generally taxable income. As an Airbnb host, you must declare this rental income on your tax return. Landlords can claim tax deductions for property expenses like cleaning, repairs, and maintenance.
Failing to declare could trigger ATO penalties. Keep every receipt. Use accounting software. Or hire a property-savvy accountant.
2. Get the Right Insurance
Standard home and contents insurance usually does not cover short-term rentals. Airbnb offers its Host Guarantee and Liability Insurance programs, but additional short-term rental insurance may be necessary to address coverage gaps.
Protect your rental property with a dedicated short-stay policy. It is one of the smartest investments you can make as a host.
3. Meet Fire Safety Standards
Every state requires working smoke alarms. Most require interconnected photoelectric alarms. Check your state’s specific standards and get your property inspected. Your guests’ safety comes first — always.
Staying Compliant Is an Ongoing Job
Here’s the hard truth. Managing a short-term rental isn’t just about welcoming guests. It’s about constant adaptation. Failure to adapt to Airbnb regulation changes and market performance can result in compliance risk, revenue loss, and a significant time burden. Regulations change fast. What was fine in 2024 might get you fined in 2026.
The smartest hosts stay ahead of the rules. They monitor their state government’s planning website. They check their local council regularly. And many work with professional property managers who track these changes full time.
Don’t Let Regulations Catch You Off Guard
Australian short-term rental regulations are tightening. That’s clear.
But here’s the opportunity most people miss: hosts who stay compliant gain a massive advantage. Fewer competitors. More trust. Better guest reviews. And a rental property that keeps earning legally and confidently.
Whether you’re in Sydney, Melbourne, Brisbane, Perth, or Adelaide, the rules are there to protect everyone. Know them. Follow them. Profit from them.
Need help navigating Airbnb compliance in your state? Speak to a local short-term rental property manager who knows the regulations inside out. It’s the single fastest way to protect your income and grow your hosting business in 2026.
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